After the 2021 Surfside collapse, Florida enacted condo safety laws requiring milestone structural inspections and structural integrity reserve studies (SIRS) for many buildings, and limiting associations' ability to waive reserves. For sellers, this means buyers now scrutinize the building's inspection status, reserves, and any special assessments. Being transparent about your association's finances and inspection status helps your condo sell smoothly.
Selling a Central Florida condo is still very doable - buyers just ask more questions about the building than they used to. Here is what matters now.
1. Milestone (recertification) inspections
Florida law now requires periodic milestone structural inspections for certain condo and cooperative buildings based on age and height. This modernized what many called the "40-year recertification." Buyers and their lenders may ask about your building's inspection status, so knowing where your association stands is important.
2. Structural integrity reserve studies (SIRS)
Associations must complete structural integrity reserve studies and fund reserves for major components like the roof, structure, and waterproofing. The law also limits waiving these reserves. This can affect dues and future assessments, which buyers factor into their decision.
3. Special assessments
If your association has levied or is planning a special assessment for repairs or reserves, that is material to buyers. Disclose known assessments and their status. Sometimes negotiating who pays a pending assessment becomes part of the deal - clarity up front prevents surprises.
4. Association documents and financials
Buyers and lenders review the association's budget, reserves, meeting minutes, and inspection reports. Gathering these early - and providing a clean estoppel at closing - keeps the sale moving. A well-run building with funded reserves is actually a selling point in today's market.
5. Position your condo honestly and well
Transparency wins. Presenting your unit well, pricing to current comps, and being upfront about the building's status attracts serious buyers and reduces fall-through risk. A free home value review reflects your specific building and unit, and a net sheet accounts for any assessment so your numbers are realistic.
Three free ways to start - no obligation
1. Free Home Value Review. A data-backed estimate of what your condo could realistically sell for in today's Central Florida market.
2. Free Seller Net Sheet. A line-by-line estimate of your closing costs and your likely net proceeds, including any assessment.
3. Free 15-Minute Selling Strategy Call. A short, no-pressure call to map pricing, timing, and strategy for your condo.
Raphaela Rolim - Real Estate in Florida
THE TEAM by LPT Realty LLC
Call or text: (689) 222-7912
Frequently asked questions
What is the condo milestone inspection in Florida?
It is a periodic structural inspection required for certain condo and co-op buildings based on age and height, modernizing the old "40-year recertification." Buyers may ask about your building's status.
What is a structural integrity reserve study?
A SIRS assesses major building components and sets required reserve funding for them. Florida law limits waiving these reserves, which can affect dues and assessments buyers consider.
Do I have to disclose a special assessment when selling?
Known special assessments are material to buyers and should be disclosed. Their status - and who pays - can become part of the negotiation.
Informational only and not legal advice. Condo safety laws, inspection timelines, and reserve rules reference evolving Florida statutes and can change; confirm current requirements with your association and a Florida attorney. Commissions are negotiable and are not set by law. Submitting a form does not list your home or create an agency relationship; representation begins only upon a signed listing agreement.
